Multi-Office Professional
New
For Sale
$960,000
116 S 12th Avenue, Edinburg, TX 78539
CommercialSale, Edinburg, TX
Property Size4,198 SF
Lot Size0.08 Acres
Price / SF$228.68
Days on Market3
Property Features for 116 S 12th Avenue
General Information
Property type
Commercial Sale
Property subtype
Office
Zoning
CO/RS
Zoning description
CO/RS
Parking features
Off Street, On Street
Security features
Security
Subdivision
Edinburg Original Townsite
Lot features
Zero Lot Line, Level
Standard status
Active
APN
R165041
Size
4,198 SF
Lot size
0.08 Acres
Taxes and HOA fees
Tax Description
EDINBURG TOWNSITE LOT 16 & 17 BLK 252
Legal Description
EDINBURG TOWNSITE LOT 16 & 17 BLK 252
Utilities
Sewer type
Public Sewer
Heating system
Electric (Heating), Central
Cooling system
Central Air
Water source
Public
Building Details
Year built
1993
Floors in Building
1
Building materials
Brick
Roof type
Flat, Tile, Concrete
Listing Agency:
JBG Commercial
(512) 502-7580
Listed By:
Kayle Hutchison · License #0661122
(210) 241-7508
Added: Oct 1
Last Checked: Oct 3 at 4:06PM
MLS# 483349
Copyright © 2026 South Texas Multiple Listing Service, LLC. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This 4,198-square-foot office building has multiple private offices, conference rooms, a reception and waiting area, several restrooms, and break areas. The varied workspace arrangement can accommodate individual offices or a larger professional operation. Built in 1993, the property has brick construction, central air conditioning, and central electric heating. Public water and sewer serve the site, and parking is available on and off street.
The building at 116 S 12th Avenue sits directly across from the Hidalgo County Courthouse, a seven-story facility that opened in 2025. The surrounding downtown area includes government offices, restaurants, professional services, and civic amenities. The property is zoned CO/RS and occupies a 0.0769-acre site.
The building at 116 S 12th Avenue sits directly across from the Hidalgo County Courthouse, a seven-story facility that opened in 2025. The surrounding downtown area includes government offices, restaurants, professional services, and civic amenities. The property is zoned CO/RS and occupies a 0.0769-acre site.
Key Highlights
- 4,198 square feet of office space
- Multiple private offices and conference rooms, plus reception and waiting areas
- Directly across from the Hidalgo County Courthouse, which opened in 2025
Financial Insights
Estimated NOI and Cap Rate
NOI = area × lease_rate × (100 − vacancy) / 100 × (1 − expense_ratio). Net Operating Income — what the owner takes home each year before mortgage payments and income tax. Effective rent (asking rent minus vacancy losses) minus operating costs (taxes, insurance, maintenance, management).
NOI / Yr
$60,111
Cap rate = NOI / list price × 100. Capitalization rate — annual return on a fully cash purchase, before financing. NOI divided by price. Higher means more income per dollar invested, but usually also more risk or older condition. 5–8% is typical for stabilized commercial property; double digits often signal distressed deals.
Cap Rate
6.26%
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$1,202,220
$1.2M
Cap Rate 7%
$858,729
$858.7K
Cap Rate 9%
$667,900
$667.9K
Market Conditions
NOI Build-Up for 4,198 SF
Vacancy — income lost from leasable area expected to sit empty during the year, subtracted from gross rent.
EGI (Effective Gross Income) — gross rent minus vacancy losses, the realistic income before paying operating costs.
OpEx (Operating Expenses) — recurring costs to operate the property (property tax, insurance, utilities, maintenance, management); excludes financing and capital improvements.
NOI (Net Operating Income) — income a property generates after operating costs but before financing and taxes.
Gross rent
$93.2K $22.20/SF
− Vacancy
−$13.0K −$3.11/SF
EGI
$80.1K $19.09/SF
− OpEx
−$20.0K −$4.77/SF
NOI
$60.1K $14.32/SF
Area
Edinburg, TX
Vacancy
14.00%
Lease Rate
$22.20 /SF/Yr
Expense Ratio
25.00%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$1,202,220
Cap Rate 7%
$858,729
Cap Rate 9%
$667,900
Alternative Uses
Best Use
Office B
$858.7K
$751.4K – $1.00M
NOI $60,111 @ 7.0% cap · market cap 6.26%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.09M
$953.1K – $1.27M
NOI $76,249 @ 7.0% cap · market cap 7.94%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Location Intelligence
Trade Area within ½ mile
1,148
Businesses Nearby
Explore this area
Business Placement
Demographics for 78539, TX
37,686
Population
15,759
Households
2.4
Avg Household Size
34
Median Age
37%
College-Educated
84%
High-School Grad
12.2 sq mi
ZIP Area
3,089
Density / Sq Mi
$64,864
Median Household Income
$38,413
Median Earnings
$1,034
Median Rent
$198,300
Median Home Value
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Market
Vacancy Rate% for Office in South region
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Frequently Asked Questions
What type of property is this?
Office building - A flexible office layout includes private work areas, meeting rooms, reception space, and several restrooms.
Where is this office building located?
The property is located at 116 S 12th Avenue Edinburg, TX.
What is the asking price?
The asking price for this property is $960,000.
What are key features of this property?
This property features: 4,198 square feet of office space; Multiple private offices and conference rooms, plus reception and waiting areas; Directly across from the Hidalgo County Courthouse, which opened in 2025
